Draft Greater Cambridge Local Plan for consultation

Comment

Representation ID: 209233

Received: 30/01/2026

Respondent: Universities Superannuation Scheme Ltd (USS)

Agent: Montagu Evans LLP

The Site, which totals some 5 ha and currently comprises the central piece of a wider draft Allocation ‘S/C/CLT’ totalling circa 7.3 ha, potentially represents the most strategically important urban regeneration prospect in the combined Greater Cambridge area. We recommend the allocation be flexible to accommodate market changes over a 10‑15 year horizon, as development is unlikely before 2030. The relationship between existing, to be retained and proposed uses within the Site and wider area. The high likelihood of the Royal Mail depot remaining fully operational in its current location, which
reduces the developable area of the Site and maintains physical, amenity and viability challenges for the remainder of the draft allocation. The uncertainty surrounding the scope, form and programme for the delivery of an eastern entrance to Cambridge Station and the implications of this for the Site.

Comment

Representation ID: 209234

Received: 30/01/2026

Respondent: Universities Superannuation Scheme Ltd (USS)

Agent: Montagu Evans LLP

The potential development density for the Site having regard to the Council’s multi-layered requirements for, inter alia, retention of existing industrial uses, introduction of residential, open space, active travel accessibility, etc and townscape/historic setting considerations need to be fully explored. In principle, our client supports a site allocation which identifies the future redevelopment of the Clifton Road Site to create a new commercial-led mixed-use quarter at the heart of the City. Notwithstanding, our client suggests modifications to the draft allocation to ensure it reflects a deliverable, commercially robust proposition.

Comment

Representation ID: 209235

Received: 30/01/2026

Respondent: Universities Superannuation Scheme Ltd (USS)

Agent: Montagu Evans LLP

We are advised that Royal Mail has a requirement to remain in situ and continue to operate as existing (i.e. 24/7). Therefore, the potential of this portion of the site allocation being available for development is limited. In the event it was to cease to be required by Royal Mail, or relocated to alternative premises, this is unlikely until at least the very end of the Plan period (i.e. towards 2041). We recommend that the Royal Mail depot site is excluded from Draft Allocation S/C/CLT or is identified as a sub-phase for longer term development.

Comment

Representation ID: 209236

Received: 30/01/2026

Respondent: Universities Superannuation Scheme Ltd (USS)

Agent: Montagu Evans LLP

The Regulation 18 Local Plan draft allocation S/C/CLT indicates the potential for approximately 200 homes and other uses, including inter alia, hotel use. We would reiterate that we have excluded the Royal Mail depot site on the advice that it is more likely than not to stay in operational use. This means that the developable area reduces by circa 1.5 ha and an additional consideration to the development potential of the wider site remains (i.e. the relationship of a 24/7 operation with other uses, including residential). The initial Site review indicates the opportunity to deliver approximately 150 Build to Rent (BTR) residential homes.

Comment

Representation ID: 209237

Received: 30/01/2026

Respondent: Universities Superannuation Scheme Ltd (USS)

Agent: Montagu Evans LLP

Further, on the basis of the Royal Mail Site remaining and subsequently the developable area reducing by circa 1.5ha, flexibility should be built into the allocation for the delivery of complementary uses on the Clifton Road Site, including hotel use. In light of the above, our client requests the following amendments to the draft wording of the Allocation: ‘Capacity for approximately 150 homes, employment uses and other complimentary uses potentially including hotel and retail’.

Comment

Representation ID: 209238

Received: 30/01/2026

Respondent: Universities Superannuation Scheme Ltd (USS)

Agent: Montagu Evans LLP

Draft Allocation S/C/CLT Part 1a, requires provision to be made “for any possible future eastern entrance to Cambridge Station’. At this time, it is understood that the minimum viable option for the new eastern station entrance will be based on active travel principles with, a small area for pick-up and drop-off and access for emergency vehicles only. As far as we understand, no passenger car parking is proposed. Our clients support the principle of an active travel-based approach to the new station entrance. However, we consider that the broad parameters for a station entrance should be established at the Site Allocation stage so as not to place unnecessary constraints on the development of the wider site. This should include location, footprint and access requirements.

Comment

Representation ID: 209239

Received: 30/01/2026

Respondent: Universities Superannuation Scheme Ltd (USS)

Agent: Montagu Evans LLP

Our client is supportive of the future phases of the Chisholm Trail which seeks to facilitate greater walking and cycling connectivity across the City. However, we are concerned that the requirement in Part 1a that the future masterplan must ‘incorporate any future phases of the Chisholm Trail into the design, ensuring that pedestrian, cyclist and vehicular conflicts are designed out’ is unreasonable given the uncertainty regarding the timing, funding and alignment of Phase Two of the Trail.
Accordingly, our client requests the following amendments to read: ‘a. A masterplan led approach to the comprehensive redevelopment of the site, ensuring that it:
….. iii. seeks to reasonably incorporate future phases of the Chisholm Trail into the design of the
masterplan, ensuring that people, cyclist and vehicular conflicts are designed out’.

Comment

Representation ID: 209240

Received: 30/01/2026

Respondent: Universities Superannuation Scheme Ltd (USS)

Agent: Montagu Evans LLP

Our client welcomes the support for a range of employment uses on the Site and the need for a flexible approach to allow for market change and occupier requirements over the Plan period. The range of supported uses includes light industrial, research and development, life sciences, workspace, retail and food and beverage. The drafting could be interpreted as the reprovision of ‘all’ existing floorspace and range of employment uses. Our clients consider this to be an unreasonable and unrealistic proposition for commercial and design reasons. It should be noted that the uses range from Class E to Class B2, B8 and Sui Generis uses.

Comment

Representation ID: 209241

Received: 30/01/2026

Respondent: Universities Superannuation Scheme Ltd (USS)

Agent: Montagu Evans LLP

our client seeks amendments to the draft wording of the allocation to futureproof the Site from market changes, whilst providing compatible uses with residential development. Accordingly, Part 1c. of the draft Allocation is proposed to be amended as follows: ‘The reprovision of some existing light industrial and employment floorspace, where viable and compatible with residential uses.’